17 Howard Ave · Binghamton, NY 13904

$150,000

4 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 30 Days on market

Built 1900 5,662 sqft lot Est $196k · 23% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +7.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and versatile 6-bedroom, 2 full bath home situated on a desirable corner lot in a convenient Binghamton location close to shopping, schools, restaurants, parks, and all local amenities. This large single-family home offers plenty of living space and the potential to be converted back into a two-family property for added flexibility or investment opportunity. Features include newer windows, a new roof with lifetime warranty, and a covered deck complete with an awning—perfect for relaxing or entertaining outdoors. Don’t miss this unique opportunity to own a well-maintained property with endless possibilities!

Key facts

• Covered deck
• Retractable awning
• Corner lot

Tags

• CORNER LOT
• COVERED DECK
• RETRACTABLE AWNING

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Built with other construction materials
• Exterior features: Covered deck/patio; Shed(s); Level lot

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Other interior features (see remarks); Gas water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.4% in Binghamton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#174 in NY, #2,710 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Binghamton City School District (urban): math 30% / reading 44% proficiency, ranked #557 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL).
• Market conditions: 41 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $150k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $195,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Bigelow St	0.20mi	3/2.0 (-1)	1,850 (-1%)	2mo	$169,900	$92	83
27 Howard Ave	0.06mi	3/2.0 (-1)	1,755 (-6%)	6mo	$200,000	$114	78
40 Howard Ave	0.11mi	4/1.5	1,725 (-7%)	5mo	$163,000	$94	76
220 Robinson St	0.13mi	4/1.5	1,706 (-8%)	6mo	$90,000	$53	73
7 Moody ST St	0.37mi	3/2.0 (-1)	1,969 (+6%)	1mo	$209,000	$106	68
4 Gray St	0.47mi	4/1.5	1,758 (-6%)	4mo	$160,000	$91	64
20 Bigelow St	0.23mi	3/2.0 (-1)	1,624 (-13%)	4mo	$170,000	$105	60
66 Moeller St	0.30mi	4/2.0	1,596 (-14%)	3mo	$152,500	$96	60
14 Broome St	0.67mi	3/2.0 (-1)	1,749 (-6%)	1mo	$120,000	$69	53
61 Baldwin St	0.68mi	3/2.0 (-1)	1,695 (-9%)	3mo	$185,000	$109	46
19 Monroe St	0.64mi	3/1.0 (-1)	1,656 (-11%)	1mo	$185,000	$112	42
20 East St	0.65mi	3/2.0 (-1)	1,596 (-14%)	5mo	$167,000	$105	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $97,954
• Equity at exit: $135,132

10-year hold

• IRR: 25.7%
• Equity multiple: 7.58×
• Total profit: $276,384
• Equity at exit: $291,417

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$787
• Tax from tax record: −$553 /mo · $6,642/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $251

Break-even live

Break-even rent $1,775

Max offer price $150,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	13d	1	0.85mi
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	44d	1	1.06mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.21mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	1.30mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	44d	1	1.30mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	21d	1	1.33mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	44d	1	1.33mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	13d	1	1.44mi
607 Chenango St Binghamton, NY	5.0	2.5	2500	$2,800	$1.12	13d	1	1.46mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 30 DOM
2. 2026-06-18
   price $150,000 Active 29 DOM
3. 2026-06-18
   days on market $155,000 Active 29 DOM
4. 2026-06-17
   days on market $155,000 Active 28 DOM
5. 2026-06-16
   days on market $155,000 Active 27 DOM
6. 2026-06-15
   days on market $155,000 Active 26 DOM
7. 2026-06-14
   days on market $155,000 Active 24 DOM
8. 2026-06-13
   days on market $155,000 Active 23 DOM
9. 2026-06-10
   days on market $155,000 Active 21 DOM
10. 2026-06-09
    days on market $155,000 Active 20 DOM
11. 2026-06-08
    days on market $155,000 Active 19 DOM
12. 2026-06-07
    days on market $155,000 Active 18 DOM
13. 2026-06-03
    days on market $155,000 Active 14 DOM
14. 2026-06-02
    days on market $155,000 Active 13 DOM
15. 2026-06-01
    days on market $155,000 Active 12 DOM
16. 2026-05-31
    days on market $155,000 Active 11 DOM
17. 2026-05-30
    days on market $155,000 Active 10 DOM
18. 2026-05-20
    listed $155,000 Active
19. 2004-12-07
    soldstatus $70,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,642 · $553/mo
• Projected year-2 tax: $6,642 · $553/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,122
• − Mortgage interest: −$8,402
• − Property taxes: −$6,642
• − Insurance: −$750
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$4,364
• Taxable income: $945
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,789/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Binghamton City School District
• NCES district ID: 3604870
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 44% ▲ 15.00%
• Median HH income: $30,475
• Composite: 30.09/100
• National rank: #6342
• State rank: #557 of 590 in NY

Livability — Binghamton

• Score: 78/100
• State rank: #174
• US rank: #2710

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Binghamton, NY
• City population: 65,170
• Population (ZIP): 9,138

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 5% Spanish 4% Chinese 2%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.85%
• Current HPI: 280.3184
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+119.9% since first listed

2 events — show timeline

• 2026-05-20 Listed $155,000 GBAOR
• 2004-12-07 Sold (Public Records) $70,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $6,642 · +0.9% YoY. Source: county tax records.